145 Carter St · Camden, AR 71701

$120,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 73 Days on market

Built 1950 0.57 ac lot $116/sqft · 77% above area

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming, fully renovated 3-bedroom, 1-bath home that's move-in ready! Step inside to find stunning new wood floors, new air and heat unit fresh paint throughout, and modern fixtures that create a welcoming atmosphere. The kitchen features brand-new appliances, making meal prep a breeze. Enjoy the spacious backyard, perfect for entertaining guests or relaxing outdoors. This delightful home offers comfort, style, and everything you need—schedule your tour today before it's gone!

Key facts

• 0.57 acre lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.9% in Camden — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (median comp): $67,898
• List price: $120,000
• Delta: 76.74%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2820 Apple Ave	0.67mi	3/1.0	1,080 (+5%)	3mo	$55,000	$51	59
453 Fairview Rd	0.66mi	2/1.0 (-1)	1,104 (+7%)	2mo	$8,000	$7	51
209 Ouachita 365	0.50mi	2/1.0 (-1)	924 (-10%)	5mo	$18,000	$19	50
580 Oxford	0.75mi	2/1.0 (-1)	1,120 (+8%)	19mo	$111,000	$99	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $914
• Equity at exit: $17,892

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $26,852
• Equity at exit: $10,375

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $321

Break-even live

Break-even rent $890

Max offer price $120,000

Occupancy floor 70%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $120,000 Active 73 DOM
2. 2026-06-18
   days on market $120,000 Active 72 DOM
3. 2026-06-17
   days on market $120,000 Active 71 DOM
4. 2026-06-16
   days on market $120,000 Active 70 DOM
5. 2026-06-15
   days on market $120,000 Active 69 DOM
6. 2026-06-14
   days on market $120,000 Active 67 DOM
7. 2026-06-12
   days on market $120,000 Active 66 DOM
8. 2026-06-09
   days on market $120,000 Active 63 DOM
9. 2026-06-08
   days on market $120,000 Active 62 DOM
10. 2026-06-07
    days on market $120,000 Active 61 DOM
11. 2026-06-05
    days on market $120,000 Active 59 DOM
12. 2026-06-04
    days on market $120,000 Active 57 DOM
13. 2026-06-02
    days on market $120,000 Active 56 DOM
14. 2026-06-01
    days on market $120,000 Active 55 DOM
15. 2026-05-31
    days on market $120,000 Active 54 DOM
16. 2026-05-31
    days on market $120,000 Active 53 DOM
17. 2026-05-05
    price $120,000 502-char remark

    Show marketing remark (502 chars)

    Discover this charming, fully renovated 3-bedroom, 1-bath home that's move-in ready! Step inside to find stunning new wood floors, new air and heat unit fresh paint throughout, and modern fixtures that create a welcoming atmosphere. The kitchen features brand-new appliances, making meal prep a breeze. Enjoy the spacious backyard, perfect for entertaining guests or relaxing outdoors. This delightful home offers comfort, style, and everything you need—schedule your tour today before it's gone!

18. 2026-04-06
    listed $110,000 New Listing 502-char remark

    Show marketing remark (502 chars)

    Discover this charming, fully renovated 3-bedroom, 1-bath home that's move-in ready! Step inside to find stunning new wood floors, new air and heat unit fresh paint throughout, and modern fixtures that create a welcoming atmosphere. The kitchen features brand-new appliances, making meal prep a breeze. Enjoy the spacious backyard, perfect for entertaining guests or relaxing outdoors. This delightful home offers comfort, style, and everything you need—schedule your tour today before it's gone!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $290 · $24/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$478/yr (+$40/mo · 164.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,555
• − Mortgage interest: −$6,722
• − Property taxes: −$290
• − Insurance: −$600
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,491
• Taxable income: $1,963
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $3,376/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+9.1% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $120,000 CARMLS
• 2026-04-06 Listed $110,000 CARMLS

Property tax history

+1.5%/yr

Latest (2025): $290 · +10.0% YoY. Source: county tax records.